How to Choose a Remodeling Contractor Orlando

Hiring the wrong contractor is one of the most expensive mistakes a homeowner can make. In Florida, contractor fraud and unlicensed work are persistent problems — especially after storms. Here's how to protect yourself and hire someone you can trust.

Engineered hardwood stair installation in progress by Karhan Construction, Central Florida — Mid-project on one of our stair and flooring installs — clean work in progress is a contractor tell.

1. Verify Their License

In Florida, general contractors must be licensed by the Department of Business & Professional Regulation (DBPR). You can verify any contractor's license at myfloridalicense.com in under 2 minutes. Look up the license number they provide and confirm it's active and in good standing. If they can't give you a license number, walk away. (Remodeling a business space instead of a home? License rules work differently there — use our commercial build-out vetting guide.)

Two license facts worth knowing before any money moves. Under FS 489.128, a contract with an unlicensed contractor is unenforceable by the contractor — they cannot sue you to collect. And under FS 489.126, a deposit over 10% of the contract price starts a statutory clock: permits applied for within 30 days, work started within 90 days of permits issuing. The full checklist — every question with a verifiable answer, each sourced to the statute — is on our free DIYrr tool: questions to ask a contractor before hiring, with Florida's licensing and deposit rules.

2. Check Their Insurance

Ask for a certificate of insurance showing:

General liability insurance (minimum $1M) — covers property damage during the project
Workers' compensation — covers injuries to workers on your property

If a worker gets hurt on your property and the contractor doesn't have workers' comp, you can be held liable. Don't skip this step.

3. Get Multiple Written Estimates

Get at least 3 written estimates for any project over $5,000. A written estimate should include:

Scope of work (detailed, not vague)
Materials list with specifications
Timeline with milestones
Payment schedule
Warranty terms

Be wary of the lowest bid — it often means corners will be cut, or the price will increase mid-project with "change orders."

4. Ask About Permits

Any contractor who suggests skipping permits is a red flag. Permits protect you — they require inspections that catch problems before they're hidden behind walls. Unpermitted work can also cause problems when you sell your home. In Orange County, the contractor should pull the permit, not you. Not sure what your project needs? See our guide on whether you need a permit to remodel in Orlando.

5. Check References and Reviews

Ask for 3 references from recent projects similar to yours and actually call them. Ask:

Did the project come in on budget?
Was it completed on time?
How did they handle problems that came up?
Would you hire them again?

Also check Google reviews — look at how the contractor responds to negative reviews. That tells you as much as the reviews themselves.

6. Watch Out for These Red Flags

Asking for large upfront payment (more than 10–15%)
No physical address or only a P.O. box
Unusually low bid without explanation
Pressure to sign immediately
Suggests skipping permits "to save money"
Can't provide proof of insurance or license number
Only accepts cash
The same company offers to inspect for a problem and then fix the problem they found
Offers to waive your insurance deductible, or to handle the claim for you

Those last two are not just our opinion — Florida writes both into statute. For mold, FS 468.8419 bars an assessor from assessing a structure their company remediated within the past 12 months and vice versa, and prohibits referral fees in both directions; the same conflict logic governs wood-destroying organism inspections and how to read a Florida Form 13645 report — where the inspector may not hold any financial interest in the property. For post-storm roofing work, FS 489.147 makes the deductible offer explicitly illegal. And if the problem you were quoted on is mold, what Florida licensing actually requires before anyone remediates is worth ten minutes before you sign anything.

7. Get Everything in Writing

Florida law requires written contracts for home improvement projects over $2,500. Your contract should include start and end dates, a detailed scope of work, payment schedule, change order procedures, and warranty terms. Never sign a blank contract or one with blank spaces.

Our Approach

At Karhan Construction, we're insured and have been working in Orlando and Central Florida since 2021 — you can read who you're actually hiring here. We handle all permitting, provide written contracts, and give you a direct line to the person managing your project — not a call center. See exactly how a Karhan remodel works, start to finish, including how we handle change orders and our one-year craftsmanship warranty.

Ready to Talk to an Orlando Remodeling Contractor?

Call (407) 634-4099 for a free phone consultation — no pressure, no obligation.

How to Choose a Home Remodeling Contractor in Orlando